5 Town Centres and Shopping

DMD 25

1. Locations for New Retail, Leisure and Office Development

a. Main and bulk convenience, comparison shopping, food and drink uses and major leisure and office development

1. New development will be permitted within Enfield Town and the borough's four district centres.
2. In accordance with the sequential test if no sites are suitable or available within the town centres listed in part i. of this policy for the development proposed, then retail development at edge of centre locations that are accessible and well connected to and up to 300 metres from the primary shopping area will be permitted.
3. New development within the boundary of the Council's existing retail parks of Enfield Retail Park, De Manderville Gate, Ravenside and Angel Road (as defined in the Core Strategy and on the Policies Map) and outside of the town centres will only be permitted if the applicant can demonstrate to the Council’s satisfaction that a sequential test has been applied which shows no suitable sites available within or on the edge of the town centres detailed in part i. of this policy. Furthermore, a retail impact assessment should demonstrate that the development is not likely to have a negative impact to the viability and vitality of Enfield's centres or planned investment in centres and that the development increases the overall sustainability and accessibility of the retail park in question.
4. Proposals for leisure development in Picketts Lock will be permitted if a sequential test has been applied to demonstrate the location is the most appropriate for the proposed use.
5. Retail, leisure and office development may also be considered within the Area Action Plans through identified sites.

b. Local Shopping Facilities

Proposals for new retail (A1) and A2-5 uses, leisure and other community uses of a scale which provide local shopping facilities and services for communities will be permitted within the boundaries of large local centres, small local centres and local parades, as defined on the Policies Map. Proposals located elsewhere will be determined in accordance with part 1a. iii. of this policy.

2. General considerations for town centre development

Development will be permitted provided that all of the following criteria are met:

1. The proposed use supports town centre vitality and viability;
2. The design and siting of the development promotes visual continuity with the surrounding built environment;
3. The proposed use does not harm the character, appearance and amenity of the area;
4. The residential amenities of local residents will not be harmed by way of noise, disturbance, loss of daylight or privacy;
5. The proposal will not have an adverse impact on safety and traffic flows or unacceptably add to traffic and parking problems in the area;
6. The scale of parking is proportionate to the size of the development; and
7. An active frontage is achieved at the ground floor.

This policy should be read in conjunction with Core Strategy policies 17 and 18.

DMD 26

Enfield Town

1. Primary Shopping Area

All development within the primary shopping area, comprising primary and secondary frontages, must:

1. Not create an over-concentration of similar uses;
2. Be an appropriate town centre use as listed in DMD 25 '1. Locations for New Retail, Leisure and Office Development' and complement the shopping function of the centre;
3. Retain a shop front;
4. Achieve an active ground floor frontage during the day, not have a detriment visual impact and respect the character of the centre;
5. Not result in an adverse impact on the amenities of nearby occupiers; and
6. Not harm safety and traffic flows, or increase traffic and parking problems in the centre.

2. Promoting the retention of A1 retail

a. Primary Shopping Frontages

Proposals involving the change of use to non-A class uses will be refused within the primary shopping frontage.

A change of use on the ground floor to non-A1 (retail) will only be permitted if all of the following criteria are met. Development must not:

• Create two or more adjoining non-A1 uses and not more than two non-A1 units within any six consecutive units;
• Involve the loss of an A1 retail unit of more than 1,000 sqm; and
• Harm the predominant retail character of the primary shopping frontage.

The Council will support the conversion of other uses to A1 retail.

b. Secondary Shopping Frontages

A change of use on the ground floor to non-A1 will only be permitted if the following criteria are met. The proposed use must not create more than two non-A1 uses within any four consecutive units.

c. Vacant Units in primary and secondary frontages

The change of use from A1 to other town centre uses will be permitted if a shop unit has been vacant for 12 months and robust evidence has been submitted to demonstrate that all efforts have been made to market the unit over that period, in accordance with the details set out in Appendix 13: 'Requirements for Market Demand and Viability Assessments'. Developments must still comply with part 1 of this policy.

This policy should be read in conjunction with Core Strategy policies 17 and 18.

DMD 27

Angel Edmonton, Edmonton Green, Southgate and Palmers Green District Centres

Within the district centres of Angel Edmonton, Edmonton Green, Southgate and Palmers Green the Council will protect the existing retail uses by managing the loss of A1 retail.

A change of use at the ground floor within the primary shopping area will only be permitted if all of the following criteria are met:

1. The proposed use would not create more than two non-A1 retail uses within any four consecutive units;
2. The proposed use would not over dominate nor detract from the primary shopping role;
3. The proposal does not involve the loss of an A1 retail unit of more than 1,000 sqm;
4. The proposed use is an appropriate town centre use and complements the shopping function of the centre;
5. The proposed use provides a direct service to the public;
6. A shop front is retained;
7. The proposed use achieves an active ground floor frontage during the day, does not have a detriment visual impact and respects the character of the centre;
8. A local need exists for the proposed use;
9. The proposed use does not result in an adverse impact on the amenities of nearby occupiers; and
10. There is no local adverse impact on safety and traffic flows, or unacceptable additions to traffic and parking problems in the centre.

Vacant Units

The change of use from A1 to other town centre uses will be permitted if a shop unit has been vacant for 12 months and robust evidence has been submitted to demonstrate that all efforts have been made to market the unit over that period, in accordance with the details set out in Appendix 13: 'Requirements for Market Demand and Viability Assessments'.

This policy should be read in conjunction with Core Strategy policies 17 and 18.

DMD 28

Large Local Centres, Small Local Centres and Local Parades

Proposals involving a change of use from A class, leisure or community uses within local centres will be refused unless the proposed use provides a service that is compatible with and appropriate to the local centre.

A change of use from retail (A1) to non-retail on the ground floor will only be permitted if all of the following criteria are met:

1. The role and function of the centre remains predominantly retail. The proportion of A1 shop units must be no less that 50% of the total number of commercial units within defined centres and there must be no less than 50% of A1 uses within any one parade;
2. The use would not result in an adverse impact on the amenities of nearby occupiers, including through littering or fumes;
3. The proposal would not have an adverse impact on safety and traffic flows or unacceptably add to traffic and parking problems in the area;
4. Where applicable, the change of use would not result in a significant break in the continuity of the retail frontage of the shopping parade; and
5. The frontage is retained/ protected and the design of the frontage would be compatible with the use of the premises and the surrounding area and achieves an active frontage at ground floor level.

Vacant Units

The change of use from A1 to other town centre uses will be permitted if a shop unit has been vacant for 12 months and robust evidence has been submitted to demonstrate that all efforts have been made to market the unit over that period, in accordance with the details set out in Appendix 13: 'Requirements for Market Demand and Viability Assessments'.

This policy should be read in conjunction with Core Strategy Policy 17.

DMD 29

Individual Shops and Small Clusters of Shops

1. The Council will protect individual local shops and small groups of A1 use shops which serve local needs but which are located outside the designated town centres. A change of use on the ground floor from A1 to non-A1 retail use will only be permitted if all of the following criteria are met:

1. If the existing unit provides a convenience shopping facility, there should be adequate and equally accessible provision of alternative convenience shopping facility within a reasonable walking distance of 400 metres;
2. The existing range of shops would not be adversely affected;
3. The proposed use would not harm the character, appearance, and amenity of the area; and
4. The proposed use would not harm the existing environment or transport system or unacceptably add to traffic and parking problems in the area.

2. The change of use from A1 to other town centre uses will be permitted if a shop unit has been vacant for 12 months and robust evidence has been submitted to demonstrate that all efforts have been made to market the unit over that period, in accordance with the details set out in Appendix 13: 'Requirements for Market Demand and Viability Assessments'.

3. Independent and small shops will be encouraged within designated town centres and provision of suitable, affordable units in new developments, or contributions to support the offer and attractiveness of the town centre may be sought.

4. The Council will protect and encourage appropriately located street markets and farmers market within the borough.

This policy should be read in conjunction with Core Strategy Policy 17.

DMD 30

Floorspace above Commercial Premises

Proposals for the re-use or refurbishment of the upper floors of shops and/ or commercial premises within Enfield’s town centres will be encouraged. Appropriate uses include: leisure, community, commercial or residential. Proposals involving employment-generating opportunities for small businesses, start-ups, and small workshops will be considered favourably.

The Council will support the subdivision of existing residential accommodation above shops, where this meets the relevant DMD criteria for this type of development.

All residential development above shops and other commercial premises must meet all of the following criteria:

1. The proposal must provide separate and adequate access to the upper floor;
2. The proposal must not harm the existing servicing and parking arrangements;
3. Adequate arrangement for refuse storage and collection should be made; and
4. The proposal must not adversely affect the functioning or appearance of the units and shopping centre or surrounding residential amenity.

This policy should be read in conjunction with Core Strategy Policy 17.

DMD 31

Development Involving Tourism and Visitor Accommodation

1. Appropriate locations for Development

Development involving new hotel facilities will only be permitted in the following locations:

1. Town Centre locations of: Enfield Town, Angel Edmonton, Edmonton Green, Southgate, Palmers Green and large local centres; or
2. Locations which have good public transport connections to central London and/ or international or national termini; or
3. Where there is a large trip-generating tourist attraction; or
4. Upper Lee Valley area when accompanied by proposals to improve public transport accessibility.

2. Development Requirements

Development involving new tourist attractions and accommodation such as hotels, hostels, boarding and/ or guest houses, bed and breakfast (use class C1) will be permitted, providing all of the following criteria are met:

1. The size and character of the site or building are suitable for the proposed use;
2. The proposed use will be compatible with the character and appearance of the area;
3. The proposal does not result in an over concentration of hotel, boarding and/ or guest houses in that particular locality;
4. The residential amenities of local residents will not be adversely affected through noise, disturbance, loss of light or privacy;
5. The existing environment or transport system will not be adversely affected by way of unacceptable increases to traffic and parking in the area;
6. The proposal has adequate servicing arrangements and provides the necessary off-highway pickup and set down points for taxis and coaches;
7. The proposal provides on-site accommodation and training for staff, where the scale of the development allows; and
8. At least 10% of all hotel rooms will be provided to wheelchair accessible standards.

This policy should be read in conjunction with Core Strategy Policy 12.

DMD 32

Managing the Impact of Food and Drink Establishments

1. Development involving the establishment of food and drink uses (A3, A4 and A5 – inclusive) will be permitted in the following locations:

1. The secondary shopping frontage of Enfield Town;
2. The primary shopping areas of the borough’s four district centres: Angel Edmonton, Edmonton Green, Palmers Green and Southgate; and
3. Local Centres and Local Parades.

Complementary and supporting uses within SIL and LSIS in accordance with DMD 21. Development elsewhere will only be permitted if the applicant can demonstrate there are no suitable or available sites within the locations listed in part (a) to (c) of this policy.

2. Development involving the establishment of food and drink uses will only be permitted if all of the following criteria are met:

1. There must be no adverse effects to the character, role, function, vitality and viability of the shopping centre and the local area;
2. There is no detrimental effect to the amenity of neighbouring residents;
3. There is no detrimental effect on the local environmental quality as a result of noise, vibration and odours;
4. Access, servicing and parking arrangements for the proposal do not result in an adverse impact on the safety of pedestrians and traffic flows or cause unacceptable increases to traffic and parking.
5. The proposal does not result in clustering of restaurants, drinking establishments and hot food takeaway (A3/A4/A5) units. Permission will be refused for any proposed A3/A4/A5 unit that would be located adjacent to an existing or proposed A3/A4/A5 unit. There should be a minimum of two non-A3/A4/A5 units, or at least 10 metres, between the units, which ever is greater.
6. There should be no loss of active street frontage.

4. Development involving hot food takeaway (A5) uses or uses with a significant A5 element on sites located within 400 metres of an existing or proposed secondary school entrance will not be permitted.

5. Conditions on any permission granted may cover the following:

1. Levels of odour and fume extraction;
2. Disposal of waste products;
3. Litter and the provision of litter bins;
4. Hours of operation; and
   
5. Any other potential nuisance.
   

This Policy should be read in conjunction with DMD 25 and Core Strategy policies 7 and 17.

DMD 33

Betting Shops

Proposals for betting shops will only be permitted if all of the following criteria are met:

1. The proposed development is located within a local or district centre, or within the secondary shopping frontage of Enfield Town;
2. There should be a minimum of five non-betting shop units between the proposed site and the next betting shop premises, or at least 25m, between them, whichever is greater; and
3. The proposal should be designed such as to provide an active frontage during the daytime and evening, and to have a positive visual impact on the street.

DMD 34

Evening Economy

Development proposals which foster a diverse evening economy will be permitted in appropriate locations, provided all of the following criteria are met:

1. The proposal achieves an active ground floor street frontage during the day and evening;
2. There is no adverse effect on the amenity of neighbouring and local residents due to noise and disturbance;
3. Measures are in place to address issues such as community safety, policing and litter; and
4. The proposed use is in keeping with the scale and character of the surrounding area.

Conditions may be used to secure the following:

1. Maximum noise levels;
2. Provision of acoustic glazing;
3. Provision of acoustically treated ventilation;
4. Provision of acoustic lobby entrances and exits to act as a sound barrier;
5. Installation of sound limiters linked to sound amplification equipment;
6. Prohibition of external playing of amplified music;
7. Restricted delivery times; and
8. Restricted hours of operation in accordance with the Appendix 5: 'Commercial Opening Hours'.

This policy should be read in conjunction with Core Strategy policies 11 and 17.

DMD 35

Banqueting Suites

The Council will support proposals for the provision or expansion of banqueting suites in appropriate locations. Preferred locations include retail parks and the upper floors in town centre buildings, or other similar locations that are accessible by a range of sustainable transport modes and where the impact on residential areas is minimised. Banqueting suites provided as part of a dual use development incorporating a conference suite or integrated with a hotel complex will be supported in appropriate locations.

Planning Permission will only be granted if the proposal meets all of the following criteria. Development must:

1. Have no impact on neighbouring residential properties in terms of noise and disturbance;
2. Have adequate servicing arrangements and does not result in an increase of on-street parking and traffic congestion in the surrounding area; and
3. Comply with opening and closing times set out in the Appendix 5: 'Commercial Opening Hours'.

Proposals for banqueting suites on Strategic Industrial Locations (SIL) and Locally Significant Industrial Sites (LSIS) will be refused.

This policy should be read in conjunction with Core Strategy Policy 6.

DMD 36

Social Clubs

Proposals involving social clubs will be permitted provided all the following criteria are met:

1. The proposed development is located within a local or district centre, or within the secondary shopping frontage of Enfield Town;
2. There should be no over-concentration by requiring a minimum of five non-social club units between the proposed site and the next social club premises, or at least 25 metres, between them, whichever is greater;
3. The proposal should be designed to provide an active frontage during the daytime and evening, and to have a positive visual impact on the street; and
4. The Opening hours are in accordance with the Appendix 5: 'Commercial Opening Hours'.

This policy should be read in conjunction with Core Strategy Policy 6.